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Ruidoso updated its building codes last week to mirror changes in state and universal codes. But few items affect individual home owner, although they may see cost increases from their contractor who must comply with the modified rules.

Village Planning Administrator Bradford Dyjak explained to village councilors that the state Construction Industries Division has adopted the 2015 building codes and staff prepared the amended ordinance to reflect the change. Village Building Official William “Bill” Powers and Building Inspector David Myers assembled a task force composed of residential and commercial contractors, electricians, plumbers, property managers and design professionals to review and recommend the adoption and implementation of the International Building Code and International Residential Code, and to reconcile any inconsistencies in village codes.

The task force began meeting in February. The village will be jumping from the 2009 version of those two codes and the 2012 version of the uniform mechanical and plumbing code. To aid contractors and tradesmen in the transition, Powers conducted code classes to go over the changes and what is new. Those sessions will continue, Dyjak said.

Some of the changes and clarifications include grading and drainage requirements to ensure greater predictability. The previous requirements were separated into three distinct chapters of the code and were ambiguous, he said. Others are that the C-3, Midtown Commercial Zoning District, projects must have exemptions from accessibility, parking and restroom provisions when other criteria are met; exemptions should be provided for certain commercial projects from providing geotechnical reports; a requirement that damage investigation reports be provided; foundation recertification to be provide; boundary-property survey requirement were updated; exemption of certain utilities from building permit requirements; and development agreements may be executed to extend the life of a temporary certificate of occupancy or to authorize a permanent certificate of occupancy when minor correction items remain, not holding up the process.

“We will look for updated surveys on many projects, with discretion,” Dyjak said. "None may be required if a shed is in the middle of the yard, nowhere near property line, for instance. But with additions and renovations, staff will want to ensure “everything is addressed and it is not encroaching on any easements or property setback.”

He contended the changes pertain more to contractors and do not add a level of burden or added requirements for home owners.

Councilor Rafael “Rifle” Salas asked about new and changed fees charged for damage investigations, change of occupancy and administration.

Dyjak said his department has seen an uptick in those areas recently.

The administration fee was reduced from $50 to $25 to accommodate minor adjustments such as when a permit is issued to one contractor, but the home owner changes to another. The damage investigation was reduced from $100 to $75 and a change of occupancy fee was set at $50, according to the fee hart attached to the revised ordinance.

Damage investigations are infrequent, but during the Little Bear Fire in 2012 and flooding in 2008, or if a car runs into a garage, “the intent to ensure we capture the damage and do an assessment shortly after the incident so that in the future, the insurance company is aware and any future contractor is aware what was damaged at the time in case structural issues exist that may (not be visible) later.”

Licensing was one of more significant changes from the state that contractors and tradesmen need to review, he said. The fact that the village in following the state is jumping two cycles of changes means some growing pains will occur and there will be a learning curve, he said.

“It is happening statewide,” Dyjak said, and plenty of people in the construction business are nervous. The classes by Powers to help local builders educate themselves on changes and new requirements will continue, he said.